Strategies for Compliant Dwelling Units

Transcription

1 Strategies for Compliant Dwelling Units 1 Upcoming Webinars Common Design & Construction Violations & Solutions Wednesday, November 15th, 2017, 12:30-2:00pm CDT Module 9/Requirements Initiative sponsored by the U.S. Department of Housing and Urban Development (HUD) Designed to promote compliance with the Fair Housing Act s design and construction requirements. Fair Housing FIRST provides: - Comprehensive training curriculum, - Toll-free information line, and - Website designed to provide technical guidance to the public. 3 1

2 Technical guidance via a website and toll free hotline: V/TTY 4 Introduction LCM ARCHITECTS CHICAGO, ILLINOIS Licensed Architectural & Accessibility Consulting Firm Fair Housing Act, ADA Title II & Title III & Universal Design 48 Staff Members Member U. S. Access Board ( ) Member ANSI A117.1 Committee Manager HUD s Fair Housing FIRST Program Certifications IBC, CASp, TAS 5 Introduction Jack Catlin, FAIA Partner LCM Architects Chicago, Illinois 6 2

3 Housekeeping Question & Answer Period Training Evaluations AIA CEU Credits 7 Fair Housing Accessibility FIRST The goal is to increase the supply of multifamily housing units that comply with HUD s FHA requirements. 8 Fair Housing Accessibility FIRST Gathered opinions and ideas from over 850 stakeholders, including: Stakeholder Groups Builders Property Managers Architects Media Landscape Architects Code Officials Disability Rights Advocates Civil Engineers Government Officials Enforcement Agencies Trade Associations 9 3

4 Fair Housing Accessibility FIRST Technical guidance via a website and toll free hotline: V/TTY 10 Strategies for Compliant Dwelling Units During this training session, we will discuss: (Short) Review Compliant Dwelling Units - Requirement 3 Useable Doors - Requirement 4 Accessible Route within the Uni - Requirement 5 Environmental Controls - Requirement 6 Reinforced Walls for Grab Bars - Requirement 7 Useable Kitchens and Bathrooms 11 History of the Fair Housing Act The Fair Housing Act was passed in 1968 The Fair Housing Amendments Act, with new coverage of disability, was enacted in 1988 Enforced by: The Department of Housing and Urban Development (HUD) The Department of Justice (DOJ) State and local fair housing enforcement agencies Private lawsuits in federal and state courts 12 4

5 Units Covered by the Fair Housing Act The design and construction requirements apply to covered multifamily dwellings designed and constructed for first occupancy after March 13, 1991 Covered Multifamily Dwellings Include: All dwelling units in buildings containing four or more units, with an elevator All ground floor units in buildings containing four or more units, without an elevator 13 Units Covered by the Fair Housing Act The design and construction requirements apply to covered multifamily dwellings designed and constructed for first occupancy after March 13, 1991 Covered Multifamily Dwellings Include: All dwelling units in buildings containing four or more units, with an elevator All ground floor units in buildings containing four or more units, without an elevator 14 Units Covered by the Fair Housing Act The design and construction requirements apply to covered multifamily dwellings designed and constructed for first occupancy after March 13, 1991 Covered Multifamily Dwellings Include: All dwelling units in buildings containing four or more units, with an elevator All ground floor units in buildings containing four or more units, without an elevator 15 5

6 Ground Floor Ground floor must be on an accessible route Ground Floor Shops Ground Floor Garages Units over Non-Residential Uses 16 Housing That is Not Covered Detached single family houses Duplexes or triplexes Multistory townhouses (Except multistory townhouses with elevators) 17 Multistory Units that Are Covered Multistory townhouses with elevators and/or elevator shafts Multistory units in elevator buildings 18 6

7 Seven Design & Construction Requirements 1. Accessible building entrance on an accessible route 2. Accessible and usable public and common use areas 3. Usable doors 4. Accessible routes into and through covered unit 5. Light switches, electrical outlets, thermostats, and other environmental controls in accessible locations 6. Reinforced walls in bathrooms for later installation of grab bars 7. Usable kitchens and bathrooms 19 Safe Harbors for Compliance 1. HUD Fair Housing Accessibility Guidelines and the Supplemental Notice 2. ANSI A117.1 (1986), used with the Fair Housing Act, HUD s regulations, and the Guidelines 3. CABO/ANSI A117.1 (1992) used with the Fair Housing Act, HUD s regulations, and the Guidelines 4. ICC/ANSI A117.1 (1998) used with the Fair Housing Act, HUD s regulations, and the Guidelines 5. The Fair Housing Act Design Manual (1998) 6. Code Requirements for Housing Accessibility 2000 (ICC/CRHA) 7. International Building Code 2000 with 2001 Supplement 8. International Building Code 2003, with one condition 9. ICC/ANSI A117.1 (2003) used with the Fair Housing Act, HUD's regulations, and the Guidelines 10. International Building Code 2006, with the January 31, 2007 Errata 20 Safe Harbors CAUTION: (HUD Policy) Safe harbor standards constitute safe harbors only when adopted and implemented in accordance with the policy statement that HUD published in the Federal Register on March 23, That policy statement notes, for example, that if a jurisdiction adopts a model Building Code that HUD has determined conforms with the design and construction requirements of the Act, then covered residential buildings that are constructed in accordance with plans and specifications approved during the building permitting process will be in compliance with the requirements of the Act unless the building code official has waived one or more of those requirements or the building code official has incorrectly interpreted 21 7

8 Safe Harbors CAUTION: (HUD Policy) Safe harbor standards constitute safe harbors only when adopted and implemented in accordance with the policy statement that HUD published in the Federal Register on March 23, That policy statement notes, for example, that if a jurisdiction adopts a model Building Code that HUD has determined conforms with the design and construction requirements of the Act, then covered residential buildings that are constructed in accordance with plans and specifications approved during the building permitting process will be in compliance with the requirements of the Act unless the building code official has waived one or more of those requirements or the building code official has incorrectly interpreted 22 Safe Harbors Used for Todays Training 1. The Fair Housing Act Accessibility Guidelines (1991) 2. ANSI A117.1 (1986) 3. The Fair Housing Act Design Manual (1998) ons/destech/fairhousing.html 23 Accessible Routes 24 8

9 Accessible Public & Common Use Areas The FHA Guidelines establish ANSI as a minimum standard for compliance when designing public and common use areas. ANSI A117.1 (1986) CABO/ANSI A117.1 (1992) ICC/ANSI A117.1 (1998) ICC/ANSI A117.1 (2003) Used with the Fair Housing Act, HUD's regulations, and the Guidelines 25 Requirement 3 Usable Doors 26 Usable Passage Doors Within a Dwelling Unit Clear Opening 32 Nominal* * 34 Min. Wide Door Leaf or 31 5/8 Min. Clear Opening 27 9

10 Usable Passage Doors Within a Dwelling Unit * * * * 31 5/8 Min. Clear Opening 28 Exterior Side Primary Entrance Door 32 Clear Opening 32 Clear Opening Common Area Side Unit Side Maneuvering Clearance Accessible Door Hardware Top of finished floor Threshold Top of exterior surface 29 Requirement 4 Route Within the Unit 30 10

11 Level Changes at Primary Entrance Door NOTE: Pervious exterior surface must be at the same level as the interior finished floor. Top of interior finished floor Impervious Surface ½ Max. Top of exterior landing 31 Level Changes at Primary Entrance Door Exterior Side Interior Side 1:2 Slopes Top of exterior surface 1 ¼ 3/4 * 1/2 Top of Finished floor Section: Primary Entrance Threshold * ANSI Safe Harbor ½ 32 Secondary Entrance Threshold (Interior) ¾ Max. Threshold at 1:2 Slope Max. 11

12 Secondary Entrance Threshold (Interior) ¾ Max. Threshold at 1:2 Slope Max. 34 Secondary Entrance Sliding Door Threshold (Interior) 1:2 Slope Max Top of compressed finished floor ¾ Max Exterior Interior Exterior Interior 35 Secondary Entrance Sliding Door Threshold (Interior) ¼ Vert. Max. 1:12 Slope Min. Top Finished Floor 1 1/2 ¼ Vert. Max. 12 Example - Vertical level change (VLC) greater than ¾ at 1 1/4 Slopes greater than ¾ high Slope at 1:

13 Secondary Entrance Sliding Door Threshold (Interior) 2 ¼ 37 Secondary Entrance Sliding Door Threshold (Interior) 38 Secondary Entrance Threshold (Exterior) 1:2 Slope Min. 3/4 Max. Interior Exterior 13

14 Secondary Entrance Threshold (Exterior) ¾ Max. threshold at 1:2 slope Max. 4 ¾ Max. top of threshold to top of impervious deck (4 - top of finished floor to top of deck) 40 Secondary Entrance Threshold (Exterior) ¾ Max. threshold at 1:2 slope Max. ½ Max. - pervious surface 4 ¾ Max. top of threshold to top of impervious deck (4 - top of finished floor to top of deck) 41 Route Within the Unit 36 wide route throughout the unit 42 14

15 Route Within the Unit 36 wide route throughout the unit 43 Route Within the Unit 36 wide route throughout the unit 44 Route Within the Unit 1/4 Max. Slope at 1:2 Max. 1/2 Max. Flush transition preferred Small Level Changes within the Unit 45 15

16 Small Level Changes within the Unit ¼ max 1:2 max ½ max 46 Small Level Changes within the Unit ¼ max 1:2 max ½ max 47 Small Level Changes within the Unit ¼ max 1:2 max ½ max 48 16

17 Requirement 5 Environmental controls 49 Operable Controls Covered Controls Light Switches Outlets Thermostats Security Devices, Etc. Controls Not Covered Controls on Moveable Appliances Hoods over Ranges Special Use Wall Outlets Telephone Jacks Circuit Breaker Panels Height of Switches and Outlets 48 AFF Max Operable Controls Outlet over a kitchen Counter 46 AFF Max 15 AFF Min. Wall Outlet 51 17

18 Height of Switches and Outlets 52 Island Outlets On an Island or peninsula, within 12 of countertop when overhang is <6 (Recommendation) 53 Requirement 6 Reinforcement in the wall 54 18

19 Grab Bar Reinforcement Water Closet 12 Min. 12 Min Min. Max. 32 Max. 38 Min. 32 Max. 38 Min. 55 Grab Bar Reinforcement Water Closet 56 Grab Bar Reinforcement Water Closet 57 19

20 Grab Bar Reinforcement Water Closet 12 Min. 12 Min. 32 Max. 38 Min. 58 Reinforcement in the wall 6 Max. 48 Min. 24 Min. 6 Max. 38 Min. 32 Max. 38 Min. Back Wall Control Wall Minimum Reinforcing at Bathtubs 59 Reinforcement in the wall 38 Min 32 Max. 32 Max. 38 Min. Side Walls Back Wall Minimum Reinforcing at Showers 60 20

21 Requirement 7 Usable Kitchens 61 Requirement 7 Usable Kitchens General Requirements: Clear Floor Space at Appliances Clearance between Countertops, Appliances, and Walls Clearance in U-Shaped Kitchens 62 Usable Kitchens Clear Floor Space (CFS) x 48 Clear Floor Space (CFS) 63 21

22 Usable Kitchens CFS Centered on Fixture / Appliance Refrigerator 24 Sink (or stove) Clear Floor Space at Sinks 24 Min. 30 x 48 CFS Centered on the Sink 18 Less Than Clear Floor Space at Sinks Clear floor space is not centered Less than 24 Fixture centerline 66 22

23 Clear Floor Space at Stove/Range 30 x 48 CFS Centered on the Range or Stove Clear Floor Space at Stove/Sink 68 Clear Floor Space at Refrigerator 40 Min - Side. 48 Min - Front 69 23

24 Perpendicular Approach at a Refrigerator 48 Min - Front 70 Parallel Approach at a 30 Refrigerator A Min - Front 24 Min Clearance Between Countertops/Walls/Appliances 40 Min. 40 Min Between Countertops 40 Min. Between Appliances and Countertops 40 Min. Between Walls and Countertops 72 24

25 Clearance Between Countertops/Walls/Appliances 40 Min. 40 Min. Between Countertops and Opposing Elements 73 Clearance Between Countertops/Walls/Appliances 40 Min. 40 Min. 36 Min. Kitchen Island Entrance 74 Clearance Between Countertops/Walls/Appliances 40 Min Between Appliances and Countertops 75 25

26 Clearance Between Countertops/Walls/Appliances 40 Min Beware Refrigerator Creep Between Appliances and Countertops 76 U Shaped Kitchens U Shaped Kitchens Sink with Removable Base Cabinet

27 Clearances U Shaped Kitchen 60 Min. 79 Clearances U Shaped Kitchen 40 Min. 80 Removable Base Cabinet Sink with Removable Base Cabinet

28 Removable Base Cabinet Removable cabinet front or removable cabinet Extend floor, cabinet, and wall finishes under and behind removable cabinets Adaptable Cabinets Requirement 7 Useable Bathroom 84 28

29 Usable Bathrooms General Requirements: Clear floor space within the bathroom outside the swing of the door Clear floor space at bathroom fixtures 85 Usable Bathrooms 30 x 48 clear floor space at each fixture may overlap 86 Usable Bathrooms Specification A Less accessible All fixtures must be usable Specification B More accessible One of each fixture must be usable Lavatory rim at 34 AFF Max

30 Usable Bathroom Dwelling Unit with One Dwelling Unit with Multiple Bathroom Bathrooms 88 Useable Bathroom Dwelling Unit with One Dwelling Unit with Multiple Bathroom - A or B? Bathrooms - A or B? 89 Useable Bathroom Dwelling Unit with One Bathroom Design Choices: Bathroom meets Spec. A, or Bathroom meets Spec. B Dwelling Unit with Multiple Bathrooms Design Choices: All bathrooms comply with Spec. A or One bathroom complies with Spec. B & the other bathroom(s) not required to comply with Req. 90#7 30

31 Usable Bathrooms 30 x 48 Clear Floor Space outside of the Swing of the Door Specification A and B Clear Floor Space Outside Swing of the Door 91 Usable Bathrooms 24 Min. Sink Centerline 30 x 48 clear floor space centered on the lavatory Specification A and B Clear Floor Space Centered on the Lavatory 92 Usable Bathrooms 33 Min. 18 Min. 33 Min. 18 Min. 15 Min. 15 Min. 66 Min 56 Min 24 Max. 24 Max. 48 Min. 48 Min. Specification A and B Clear Floor Space Toilets 93 31

32 Usable Bathrooms 33 Min. 18 Min. 33 Min. 18 Min. 15 Min. 15 Min. 66 Min 56 Min 24 Max. 24 Max. 48 Min. 48 Min. Specification A and B Clear Floor Space Toilets 94 Clear Floor Space Water Closet Clear Floor Space Water Closet 48 Min

33 Usable Bathrooms Toilet may overlap clear floor space at tub 48 Min. Specification A Clear Floor Space Bathtubs 48 x 60 Forward Approach 97 Usable Bathrooms 30 Min. 30 x 48 required: Beyond the swing of the door Perpendicular approach to the bathtub. 98 Usable Bathrooms Lav. may overlap clear floor space at tub. (Forward approach only) Specification A Clear Floor Space Bathtubs 30 x 60 Parallel Approach 99 33

34 Usable Bathrooms 30 Min. Clear floor space can not encroach on fixtures 48 Min. Specification B Clear Floor Space Bathtubs/Showers 30 x 48 Parallel Approach 100 Usable Bathrooms 30 x 48 clear floor space Optional shower seat 36 Min. 36 Min Specification A or B Clear Floor Space Showers 101 Usable Bathrooms 30 x 48 clear floor space Align the toe end of The 30 x 48 clear floor space with the control wall 36 Min. 36 Min Specification A or B Clear Floor Space Showers

35 Usable Bathrooms 12 Control Wall 103 Fair Housing Accessibility FIRST Information Line V/TTY Fair Housing Accessibility FIRST Website